I am buying a property for cash in Rawcliffe. I have resided for the last 15 years in Rawcliffe. Conveyancing searches are exorbitant. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a mortgage, then the vast majority of the Rawcliffe conveyancing searches are at your discretion. Your solicitor will 'advise', perhaps strongly, that you should have searches completed, but she has a professional duty to do this. Do bear in mind; if you are going to dispose of the house at a future date, it may be of interest to your future purchaser what the searches determine. On occasion premises with day to day issues can still throw up unfavourable search results. A good conveyancing solicitor in Rawcliffe should provide you some constructive guidance here.

As someone not used to conveyancing in Rawcliffe what is the number one tip you can give me concerning the legal transfer of property in Rawcliffe

Not many law firms or advisers will tell you this but conveyancing in Rawcliffe and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists an abundance of room for friction between you and others involved in the home moving process. E.g., the vendor, estate agent and on occasion a mortgage company. Appointing a law firm for your conveyancing in Rawcliffe should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the transaction whose interest is to look after your legal interests and to protect you.

Every so often a third party with a vested interest may attempt to persuade you that you should follow their advice. For example, the property agent may claim to be helping by claiming that your lawyer is dragging his heels. Or your mortgage broker may advise you to do something that is contrary to your lawyers advice. You should always trust your lawyer above all other parties in the home moving process.

I'm buying a new build house in Rawcliffe with the aid of help to buy. The builders refused to budge the amount so I negotiated £7000 of additionals instead. The property agent advised me not disclose to my solicitor about this side-deal as it could jeopardize my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My husband and I are first time buyers - agreed a price, yet the agent advised that the seller will only issue a contract if we use the agent's recommended conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer who is familiar with conveyancing in Rawcliffe

We suspect that the seller is unaware of this requirement. Should the owner desire ‘a quick sale', turning down a motivated purchaser is likely to cause more damage than good. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you are going to use your own,trusted Rawcliffe conveyancing lawyers - rather thanthose that will earn their estate agent a referral fee or achieve conveyancing targets demanded by head office.

I've recently bought a leasehold house in Rawcliffe. Am I liable to pay service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I invested in buying a 1 bedroom flat in Rawcliffe, conveyancing formalities finalised in 2010. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Rawcliffe with an extended lease are worth £195,000. The ground rent is £45 levied per year. The lease finishes on 21st October 2088

With just 63 years remaining on your lease we estimate the premium for your lease extension to be between £16,200 and £18,600 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.